Here is the clearest way to judge timing if you want less guesswork
If you are trying to decide whether to make a move now or wait, I would focus first on how much choice you have and how quickly homes are actually selling. In Pontiac, MI, recent closed numbers point to a market where supply was limited, with 2.61 months of available homes, so hesitation can cost you options even when pricing still needs discipline.
Recent activity in Pontiac, MI gives me a clear starting point. Over the previous 30 days, a typical sale closed at $150,000, homes sold at about 96% of asking, and a typical sold listing took 24 days. That combination tells me this is not a market where well-positioned homes sit around for long.
For someone planning a purchase, that matters because speed and selectivity have to work together. With 115 active listings at the end of the month and 37 closed sales over the same period, there were choices on the market in Pontiac, MI, but not an endless supply of them. At the same time, the typical asking price for active listings was $135,000 while the typical closed price was $150,000, so I would not treat list price alone as proof of value or a guarantee of a bargain.
Get fully underwritten before you tour seriously. Narrow your search to the homes you would actually act on, not every home you are curious about. When you find the right fit, move with clean terms and realistic expectations on price. I would also compare each option against the recent typical sold price instead of relying only on what a seller hopes to get today.
